• Big Green Comes to Albemarle

    Construction will commence soon on one of the largest environmentally friendly developments in Virginia, reports the Daily Progress. Belvedere, under development by the Stonehaus group, will put some 775 houses, 200 apartment units, 10,000 square feet of retail space and 70,000 square feet of office space on a 207-acre property north of Charlottesville.

    Writes Brian McNeill:

    Each of Belvedereโ€™s houses will be Energy Star and Earthcraft certified – recognitions of a homeโ€™s energy efficiency and sustainability. Moreover, the development will include an organic farm, a dog park, a village green and amphitheater, grassy parks, a storm water park, a system of biking and hiking trails and the preservation of a flood plain and more than 40 percent of the siteโ€™s green space, trees and vegetation.

    Belvedere (which means โ€œbeautiful viewโ€ in Italian) will be a terraced site, allowing residents to look out over the Rivanna River and its flood plain.

    The project also will incorporate wind- and solar-powered multi-family buildings and commercial structures, as well as Leadership in Energy and Environmental Design-certified buildings in the projectโ€™s civic core.

    The historic property was once known as Free State, one of only two free black communities in Albemarle County during the ante-bellum era.

    Stonehaus is promoting the community as a “sustainable” development. Energy efficiency is expected to be a major selling point as energy costs rise. The company cites a study that found home values increase $20 in value for every $1 saved in energy costs. Earthcraft-certified homes can slash as much as 40 percent off the typical utility bill. An emphasis on mixed uses and walkability also will cut driving.

    With 2,500-square-foot houses expected to sell in the $400,000 to $500,000 range — pretty pricey for Albemarle County — the company will need all the razmatazz it can generate.

    (Image credit: Cline Design.)


  • NoVa’s Shift to Smaller-Scale Road Projects

    Eric Weiss with the Washington Post previews the coming shift in funding from mega-projects like the Woodrow Wilson Bridge and the Interstate 95/495 mixing bowl to spot road improvements designed to ameliorate local congestion.

    Under The Comprehensive Transportation Funding and Reform Act of 2007, Northern Virginia stands to gain $400 million a year in new revenue. Instead of funding the mega-projects still on the books, such as the Rail to Dulles heavy rail project and HOT lanes on Northern Virginia interstates, which have other sources of funding, the Northern Virginia Transportation Authority is expected to spend its money on smaller projects. Writes Weiss:

    Transportation analysts say the biggest impact can be made on projects such as the widening of the Fairfax County Parkway from Route 123 to the Dulles Toll Road and raising the parkway to go over Monument Drive and Fair Lakes Parkway, two of the most traffic-choked intersections in the region. Other possible fixes include lengthening the left-turn lane at routes 123 and 50/29 in Fairfax City, upgrading the intersection of Braddock Road and Route 29 and re-timing traffic lights throughout the region.

    “We haven’t, for the last decade, had a reasonable secondary-road program for Northern Virginia, and this money is a huge plus in addressing a problem that has many, many sides,” said Pierce R. Homer, Virginia’s transportation secretary.

    I opposed the tax increases on the grounds that much of the money will be wasted without fundamental change to land use and governance systems. But things could be worse. From a strategic perspective, the shift in priorities makes sense. Smaller projects often offer a higher Return on Investment, as measured by congestion mitigated per dollar spent, than the high-profile projects. They’re less likely to encounter delays and cost overruns, too.

    Also, it’s encouraging to see that NoVa planners are looking to improve the efficiency of the existing road network — as opposed, say, to building new roads into the countryside and extending the pattern of scattered, disconnected, low-density development deeper into the countryside. Please note that “re-timing traffic lights throughout the region,” an alternative to laying more asphalt, is under consideration.

    It’s not much, but you have to take comfort where you can.


  • Common Sense Prevails: The Looney Loophole Closed

    Gov. Timothy M. Kaine has issued an executive order closing the loophole that allowed Virginia Tech gunman Seung-Hui Cho to purchase two handguns. From now on, any Virginian subjected to a court-ordered, involuntary commitment for outpatient mental treatment will be barred from purchasing a gun. The court order must be entered into a state database used for background checks and shared with federal law-enforcement agencies. (See Michael Hardy’s treatment in the Times-Dispatch.)

    As far as I’m concerned, this is common sense. Mentally unstable people should not be allowed to purchase guns, any more than felons convicted of violent crimes should be. The measure was backed by Attorney General Bob McDonnell, indicating that support cuts across partisan divides.

    However, I’m not under any illusion that this is the end of the story. First of all, the executive order won’t stop all mentally unstable people from buying guns, only those who have been ordered to receive mental treatment. Secondly, someone — lawmakers, perhaps; judges, more likely — will have to determine exactly how this rule applies.

    Question: Does an an involuntary commitment amount to a scarlet letter, branding an individual for life — even if he has been successfully treated and no longer represents a danger?

    Question: What rights of appeal does a mentally ill (or formerly mentally ill) person have to prevent the loss of civil rights granted other citizens?


  • The Housing Bubble: The Pain Intensifies

    Home ownership is a wonderful thing — if you can afford it. Given the lax lending standards the prevailed during the housing bubble, however, a lot of people wound up with houses they couldn’t afford. It’s not just the known expenses like principle and interest payments that kill you, it’s the unanticipated expenses — the rising tax rates, the termite infestations, the fallen branches, the broken furnace, the leaky roof, the broken furnace — that breaks the bank.

    Now that housing prices are falling, and people are finding it harder to borrow against their equity to raise cash, foreclosure rates are climbing. Dennis Gartman, a Suffolk resident and author of the Gartman Letter newsletter, has been warning of the consequences of the real estate bubble for quite some time. A friend forwarded this quote from a recent commentary — with scary numbers of foreclosure rates in Hampton Roads — by e-mail:

    Last year, even we began to be concerned about real estate prices that were too strong, and were more and more concerned about the over-extended nature of late home buyers who seemed intent upon buying in panic, pushing bids right past the offers on homes that were badly built. Those homes now are a burden, not a joy; they are held by buyers incapable of paying for them, with loans made under circumstances that only a decade or so ago would have been considered ludicrous and “un-bankerly” in nature. But made they were, and now collapsing they are.

    We note that here in usually protected, conservative, laid-back southern Virginia the numbers of “seriously troubled loans” on homes are rising at a frightening pace. In Chesapeake, a quintessential suburb, near the Atlantic Ocean and nestled against the N. Carolina border, with quick access to the Outer Banks, foreclosures are up 46% [year over year]. In Norfolk, the navy’s home, and a place that has enjoyed inordinately strong economic growth for years, foreclosures are up 45% vs. a year ago. In Virginia Beach, hard upon the Atlantic Ocean and also facing north into the Chesapeake Bay, they are up 54%… and across Virginia generally foreclosures are up 49%. Thankfully, here in “surprising” Suffolk, foreclosures are actually down [year over year]; but that may only be because of the very small number this year and last and because Suffolk is the fastest growing city in Virginia due to the huge amount of land and the still small population.

    “The point here is that even in Virginia the problem of foreclosures is now hard upon us, and that is in an environment where unemployment is at its lowest level in history. What then shall happen when unemployment begins to rise… even slightly. “


  • Conservatives Should Embrace, Not Trample, Journey Through Hallowed Ground

    I find myself getting sucked into the controversy over the Journey Through Hallowed Ground more than I anticipated. A group of hard-core property rights groups has rallied against the federal legislation to designate the 175-mile Journey region as a National Heritage Area. I’d ignored these guys until now because I deemed their views not only as fringe but inaccurate and irrelevant.

    But there is no ignoring them any more. Ron Utt, a fellow with the Heritage Foundation, and a man whose views I respect (I’ve published five of his columns on Bacon’s Rebellion over the years) has published a paper, “Another Federal Assault on Property Rights: The Journey Through Hallowed Ground National Heritage Area Act.” A scholar of Utt’s stature, working for a credible organization like Heritage, gives gravitas to the fringe groups that they don’t deserve. Sadly, Utt gets the story horribly wrong.

    In a nutshell, Utt views the JTHG as a scheme for strengthening the hand of the landed elite in Virginia’s northern piedmont in their aim to restrict property rights and curtail the development that threatens their lifestyles. In my column this week, “Missing the Point,” I argue (a) that the Journey is a grassroots movement, not an artiface of the elite, (b) that it is dedicated to exactly what it says it is, the preservation of history, and (c) that there is no evidence, only inference and innuendo, to support Utt’s view that the Journey represents a threat to property rights.

    There’s a larger issue at stake, which I had hoped to develop in a separate column this week, but lacked the time. Quoting myself:

    The challenge, as I see it, is analogous to one that Newt Gingrich articulated in his most recent “Winning the Future” newsletter, in which he outlined the case for “green conservatism.” The conservation and environmental movements have been hijacked by big-government, command-and-control liberalism, Gingrich argues, in large measure because conservatives have spent too much energy criticizing the flaws in liberal ideas and not enough proposing their own solutions.

    The Journey Through Hallowed Ground represents a grassroots response pushing market solutions to the challenge of historic preservation. Philosophically, the Journey is consistent with conservative values. It should be held up as a model for emulation. Conservatives are very short-sighted to malign and mischaracterize it.


  • More Creative Destruction of Outmoded Ideas: Bacon’s Rebellion Publishes Again

    The April 30, 2007, edition of Bacon’s Rebellion has been published. You can view it in its entirety here. Don’t miss an issue — sign up for a free subscription here.

    This week’s features include:

    Missing the Point
    A Heritage Foundation paper attacking the Journey Through Hallowed Ground as a tool of Virginia’s landed elite is unsupported by the facts. Worse, it slights the Journey’s important contributions.
    by James A. Bacon

    Feed the Creative Temperament
    Rural areas should chase more talent, fewer jobs.
    by Doug Koelemay

    Recent Clippings
    Overshadowed by the horror at Virginia Tech, the MainStream Media contributed some solid reporting last week about taxes and the environment. All the stories lacked was an overarching context.
    by EM Risse

    Liberate the Liquor Business
    More money for roads, more choice for consumers, more focused enforcement of drinking laws — what’s not to like about the privatization of state ABC stores?
    by Geoff Segal

    Healing the Hokie Nation
    The massacre at Virginia Tech was a horror, but tragedy and evil confronts us daily in lesser numbers. The answer is Christian lovingkindness.
    by James Atticus Bowden

    Footing the Bill
    Fairfax County has promised to make good any cost overruns in the Rail-to-Dulles project. Supervisors should warn taxpayers that they could wind up footing the bill.
    by Phil Rodokanakis

    What’s Eating Middle America?
    Illegal immigration tops the list. The United States will have illegals as long as a strong economy inspires foreigners to sneak across the border. The only “solution” — recession — is not one we really want.
    by Norman Leahy


  • Filling the “Black Hole” of Local Disclosure

    Ever wish you get do the same financial background checks on candidates for local office as you can for statewide candidates? To pick an example, wouldn’t it be cool to know how much money Gerald E. Connolly, chairman of the Fairfax County board of supervisors, has raised in the current campaign cycle and where his money came from?

    Well, now you can! (For nine localities, at least.) The Virginia Public Access Project has taken the first step, says Executive Director David Poole, towards “filling the black hole that is local campaign finance disclosure.”

    So, go here to see that Connolly has raised almost as much money as all other candidates for the Fairfax BOS combined. He has out-raised his two competitors for the at-large seat by $853,000 to… $12,000. As for where the money comes from — no surprise, here — more than one-third comes from the real estate/construction industry.

    Many thanks to VPAP, and the people who fund it, for making this information available.


  • A Blueprint for Petersburg

    Petersburg may be Virginia’s hardest hard-luck story. It tops the list for just about every kind of economic problem and social pathology you can think of. Yet the city has so much history and such a rich architectural heritage — one of the largest collections of ante-bellum buildings in the country — that its inhabitants never give up hope.

    The latest blueprint for revival comes from a Regional/Urban Design Assistance Team, a week-long assembly of experts from around the nation who work for free with local citizens to create a vision for the future. Writing in the Progress-Index, Dulaney Ward, a local historian and co-chairman of the Downtown Harbor Initiative, details the group’s recommendations. Here are some of the highlights:

    • Capitalize on the burgeoning arts and culture scene in Old Towne.
    • Permit high-density residential and shops downtown.
    • Seek a small conference hotel of 200 rooms and 500 banquet seats.
    • Make downtown more pedestrian friendly; break up the super blocks.
    • Build roundabouts at downtown entryways.
    • Construct twin gateway buildings at the Interstate 95 entryway.
    • Develop a signature 88โ€“acre River Harbor Park and Trails along the Appomattox River.
    • Permit more intensive residential development on the harbor’s edge, taking care to preserve viewsheds and pathways.
    • Make the harbor a center for tour boats, displays of historic vessels, and pleasure boats tied up at docks and piers.
    • Create an โ€œEco Labโ€ district along the river, and re-establish natural habitat along the river’s edge.

    It’s an ambitious laundry list. Let’s hope the city can muster the resources and investment to accomplish some of these goals. The expansion of Fort Lee nearby, which will create a demand for more quality places to live, could provide the impetus.


  • A Washington-Miami “Corridor of the Future” in the Works?

    CSX Corp. wants to upgrade its railroad lines into a “corridor of the future” between Washington and Miami, a move that would permit freight trains to operate at speeds of 50 mph to 70 mph and passenger trains up to 110 mph. That would fall far short of a bullet train, but it would significantly improve speeds of existing Amtrak and Virginia Railway Express Service.

    According to Steve Dunham, chairman of the Virginia Association of Railway Patrons, writing in the Free Lance-Star:

    The line would be “sealed to prevent motor vehicle intrusion.” Some 1,700 “at-grade highway rail crossings” would be closed and, where necessary, replaced with bridges. There would be three tracks between Richmond and Miami and four tracks between Richmond and Washington.

    Of course, all those improvements would cost a lot of money, and CSX doesn’t want to pay it. But money could be available under the federal “Corridors of the Future” program. The project sounds cool. But lots of projects sound cool in the absence of Return on Investment analysis. As always, one must ask: What’s the cost, what’s the pay-off and what are the risks?


  • Like Horse-Drawn Carriages — Without the Poop

    I’m always on the look-out for novel transportation options, and pedicabs appear to have a viable economic future in Washington, D.C. — although I wouldn’t count on it to solve Virginia’s transportation congestion problems. DC Pedicab, founded by three friends, now has a team of 12 drivers and will expand its vehicle fleet from six to nine this season, according to Examiner.com.

    On its website, the company bills the bicycle rickshaw as “environmentally friendly” and a unique way to visit the District’s tourist hot spots. I would think that pedicabs could be a hit along the Virginia Beach boardwalk, too. โ€œI had one guy pay me about $50 just to let him sit on my cab and hit on girls,โ€ one pedicyclist told Examiner.com. If passengers could drink beer, too, that just might be the killer app.


  • Frederick County Works on Neo-Traditional Zoning

    Frederick County has a head start over most other fast-growth counties in Virginia in adapting to The Comprehensive Transportation Funding and Reform Act of 2007. It already has an Urban Development Area, mandated by the legislation, which says where development should take place.

    Now Frederick planners are turning their attention to revising their zoning code to accommodate more mixed-used development and neo-traditional (new urbanism) design, which was mentioned in the legislation, though somewhat vaguely, as a guide for what that development should look like. According to the Winchester Star, the Development Review and Regulations Subcommittee met Thursday to discuss such details as parking, setbacks and ground-floor windows. Writes reporter Mark Dorolek:

    The study calls for potential focal points in the county that would have mixed-use housing, stores, and other commercial development centered on a park, school, or other gathering place with a more neo-traditional design.

    โ€œThe Board of Supervisors were very clear that they need something quick,โ€ said Susan K. Eddy, senior planner for the Planning and Development Department. โ€œEven if itโ€™s just a Band-Aid.โ€


  • A Power Line Coming Soon to a Neighborhood Near You

    The Department of Energy has moved a step closer to designating a swath of Virginia as part of a National Interest Electric Transmission Corridor in the Mid-Atlantic region, one of two in the country. (See DOE press release.) The practical import: If Dominion gets turned down by the State Corporation Commission in its bid to build a high-voltage electric power line through the northern Virginia piedmont, it could appeal to the Federal Energy Regulatory Commission on the grounds of national interest.

    Here’s DOE’s argument: Transmission constraints are limiting electricity flows on key trunk lines in the Pennsylvania-New Jersey-Maryland Interconnection, which Virginia is tied to. As a result, major population centers in the Mid-Atlantic cannot obtain cheap electricity from the Midwest and have to rely upon high-cost generating capacity available locally. Those higher costs are passed on to consumers. By 2011, the reliability of the electric supply could be called into question in the Washington/Baltimore metro area.

    Declaring much of the Mid-Atlantic to be part of a “national interest” transmission corridor will facilitate the construction of new transmission lines. In other words, the feds are riding to the rescue of states who have either (a) restricted the use of low-cost nuclear power, or (b) have been unwilling or unable to curtail the growth of electricity demand. And they will do so by running a major power line through Virginia.

    Dominion is justifying the transmission line by citing increasing electric consumption in Northern Virginia. However, the Corridor designation, if accepted, would overrule any policy that Virginia might decide to adopt to deal with its challenges. The Commonwealth is close to wrapping up its first statewide energy plan, which could well include measures to encourage conservation and renewable fuel sources as tools to balance supply and demand. But if the state rejects the transmission line, Dominion can appeal to FERC on the basis of the claim that its power line is in the “national” interest.

    If Dominion can’t use eminent domain to acquire land for the transmission line from the state, it soon will have the option of getting it from the feds.

    Update: Attorney General Bob McDonnell responds as follows:

    “I recognize the need for ensuring sufficient electric transmission infrastructure on the East Coast. However, the federal government must balance its desire for national solutions against the need for states to play the central role in siting electric transmission lines. These projects can have significant impacts on local communities, including sites that have significant historic, scenic, and cultural importance. The states are best suited to understand these impacts, and make decisions in the public interest with full participation from affected citizens.

    … I continue to have serious concerns about the actions of the Department of Energy. There must be a greater role for both the states and their citizens in decisions involving electric transmission siting.


  • Lots of Room for Growth Left in Fairfax County

    Fairfax County’s population zoomed past one million residents a couple of years ago, but there’s still plenty of room in the county for more through re-development of underutilized land. Citizens were treated to a new vision for the Merrifield section of the county near the Capital Beltway in an area that, until not long ago, sported little more than a nursery, a Taco Bell, a post office, a movie theatre and a 1950s-style diner.

    New construction is picking up in the area, reports Nicholas Benton with the Falls Church News-Press, and a plan due for consideration by the Fairfax County Planning Commission this fall would allow up to 22,000 new residents and 22 million square feet of commercial space. Plans call for a new town center and the realignment of two roads that would create a new main street linking the center to the Dunn Loring Metro station.

    Writes Benton: “Gallows Road to the east is being envisioned as a ‘grand boulevard’ widened on all sides with large medians in the middle aimed at becoming โ€œpedestrian refuges.โ€

    I’m hesitant to comment upon the merits of such a grandiose plan in a location that I’m unfamiliar with, but several aspects of the idea augur well. The plan places density where it ought to go: close to the center of the Washington New Urban Region, not on the periphery, and in a location that is served by two Interstate highways, a Metro station athwart Interstate 66 and other existing infrastructure.

    Best of all, no overt opposition surfaced at the public hearing, attended by 250 residents, where the plan was presented. Explained Providence District Supervisor Lynda Smith: โ€œThere is no groundswell of citizen opposition to this because thereโ€™s been a lot of input in the process since 1998 to update the comp plan and move forward.โ€

    (Map courtesy of Google Maps; blue dot shows intersection of Lee Highway and Gallows Road, red dot the location of the Dunn Loring Metro station.)

  • Does Lawmaker Cronyism Extend Even to Ethics Panels?

    On Tuesday I declared the ethics flap involving Sens. Kenneth Stolle, R-Virginia Beach, and Thomas Norment Jr., R-James City, to be “Case closed.” Perhaps I was premature. David Nixon, the Roanoke attorney who charged the two veteran politicians of conflict of interest, now levels similar accusations against two members of the ethics panel that absolved them.

    According to a prepared statement issued by Nixon’s office:

    In an addendum to the ethics complaints filed in February, Nixon requested that two panel members who had given donations to Stolle or to the political action committee for Norment and Stolle recuse themselves. Former Senators Wiley Mitchell and Robert Calhoun refused. Mitchell donated directly to Senator Stolle just five months ago, and he has contributed twice prior to that (Source: http://www.vpap.org/). In 2005, the record shows he also donated to Virginians for Responsible Government, which according to VPAP is a political action committee set up โ€œto provide support for the so-called โ€˜Gang of Fiveโ€™ Republican Senators โ€“ Chichester, Norment, Stosch, Stolle, Wampler…โ€ Calhoun also gave to the same PAC in 2002.

    Both Mitchell and Calhoun also represent clients with a stake in the outcome of eminent domain legislation, the issue in which Nixon claims Norment and Stolle were conflicted. During the hearing Nixon provided additional information documenting the alleged conflicts, which I have appended to the “comments” section of this post. Continues the prepared statement:

    “The procedure established in the General Assembly Conflicts of Interest Act was set up by the Senate to police itself. The ethics panel refused to open the hearing to the public and they refused to give any explanation of why they exonerated the two Senators,โ€ said Nixon. โ€œEthics hearings especially should be carried out in the light of day and under the scrutiny of the public and the press. The blatant irony of an ethics panel hearing and its ruling being closed to the public seemsโ€ฆ well, unethical. If the Senators did nothing wrong, then why wonโ€™t the panel tell us how they arrived at that conclusion based on the evidence?โ€ Nixon queried.

    An editorial writer at the Virginian-Pilot is sympathic to Nixon’s new allegations. Writes the pundit:

    The ethics advisory panel consists of three former senators and one former college president, all of whom have long-term relationships to one degree or another with the senators under scrutiny. All the current members are admirable, accomplished people, but an ethics advisory panel ought not to consist of folks who could legitimately be accused of being cronies. …

    Here in a nutshell is what’s wrong with ethics regulation in Virginia government. It’s so inbred, so devoid of accountability, that even if a right action is taken, it smells.

    Taking conflicts of interest seriously is what sets Virginia apart from New Jersey, Chicago, Lousiana and other entrepots of dealing in political favors. The blogosphere needs to shine some sunlight on these kinds of relationships.


  • Hitchens the Contrarian

    There has been an undercurrent through the coverage of the Virginia Tech killings regarding what, exactly, is the appropriate response for those who were not directly affected by the events.

    The Wall Street Journal’s Dan Henninger called it the “numbing down” of America, where the mass of people have become “hollowed out” by the seemingly endless parade of tragedies, large and small. Over the weekend, Peggy Noonan wrote of the “emptiness of phrases used by the media and by political figures, and how pro forma and lifeless and cold they are.”

    Then, there is Christopher Hitchens, who takes a far harder, some would say callous, look at the emotional display after the shootings:

    It was my friend Adolph Reed who first pointed out this tendency to what he called “vicarious identification.” At the time of the murder of Lisa Steinberg in New York in 1987, he was struck by the tendency of crowds to show up for funerals of people they didn’t know, often throwing teddy bears over the railings and in other ways showing that (as well as needing to get a life) they in some bizarre way seemed to need to get a death. The hysteria that followed a traffic accident in Paris involving a disco princessโ€”surely the most hyped non-event of all timeโ€”seemed to suggest an even wider surrender to the overwhelming need to emote: The less at stake, the greater the grieving.

    And surrender may be the keyword here. What, for instance, is this dismal rush to lower the national colors all the damned time? At times of real crisis and genuine emergency, such as the assault on our society that was mounted almost six years ago, some emotion could be pardoned. But even then, the signs of sickliness and foolishness were incipient (as in Billy Graham’s disgusting sermon at the National Cathedral where he spoke of the victims being “called into eternity”). If we did this every time, the flag would spend its entire time drooping. One should express a decent sympathy for the families and friends of the murdered, a decent sympathy that ought to be accompanied by a decent reticence. Because Virginia Techโ€”alas for poor humanityโ€”was a calamity with no implications beyond itself. In the meantime, and in expectation of rather stiffer challenges to our composure, we might practice nailing the colors to the mast rather than engaging in a permanent dress rehearsal for masochism and the lachrymose.

    Provacative, yes (it is his stock in trade). But is there a grain of truth here?